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Home My WebLink About04-04-18 PCAPPROVAL OF THE AGENDA APPROVAL OF MINUTES March 7, 2018 Planning Commission Regular Meeting 03 -07 -18PC.PDF PLANNING CASES Planning Case 18 -001 –3246 New Brighton Road –Preliminary And Final Plat, Comprehensive Plan Amendment, And Variance MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF ATTACHMENT C.PDF ATTACHMENT D.PDF ATTACHMENT E.PDF ATTACHMENT F.PDF ATTACHMENT G.PDF ATTACHMENT H.PDF ATTACHMENT I.PDF Planning Case 18 -006 –2040 Comprehensive Plan Update MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS Report From The City Council 04 -04 -18 -REPORT FROM THE CITY COUNCIL.PDF Planning Commission Comments Staff Comments ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. Chair: Roberta Thompson Commissioners: Matt Dixon Nick Gehrig Steven Jones James Lambeth Clayton Zimmerman Brent Bartel (Alternate) Angela Hames (Alternate) Council Liaison: Steve Scott Planning Commission April 4, 2018 6:30 p.m. City Hall Address: 1245 W Highway 96 Arden Hills MN 55112 Phone: 651 -792 -7800 Website : www.cityofardenhills.org City Vision Arden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirable City in which to live, work, and play. Agenda CALL TO ORDER 1. 2. 2.A. Documents: 3. 3.A. Documents: 3.B. Documents: 4. 5. 5.A. Documents: 5.B. 5.C. 6. APPROVAL OF THE AGENDAAPPROVAL OF MINUTESMarch 7, 2018 Planning Commission Regular Meeting 03 -07 -18PC.PDFPLANNING CASESPlanning Case 18 -001 –3246 New Brighton Road –Preliminary And Final Plat, Comprehensive Plan Amendment, And VarianceMEMO.PDFATTACHMENT A.PDFATTACHMENT B.PDFATTACHMENT C.PDFATTACHMENT D.PDFATTACHMENT E.PDFATTACHMENT F.PDF ATTACHMENT G.PDF ATTACHMENT H.PDF ATTACHMENT I.PDF Planning Case 18 -006 –2040 Comprehensive Plan Update MEMO.PDF ATTACHMENT A.PDF ATTACHMENT B.PDF UNFINISHED AND NEW BUSINESS COMMENTS AND REPORTS Report From The City Council 04 -04 -18 -REPORT FROM THE CITY COUNCIL.PDF Planning Commission Comments Staff Comments ADJOURNMENT ADJOURN A quorum of the City Council may be present at this meeting. Chair:Roberta ThompsonCommissioners:Matt DixonNick GehrigSteven JonesJames LambethClaytonZimmerman Brent Bartel (Alternate)Angela Hames (Alternate)Council Liaison:Steve Scott Planning Commission April 4, 2018 6:30 p.m. City Hall Address:1245 W Highway 96 Arden Hills MN 55112 Phone:651 -792 -7800 Website : www.cityofardenhills.org City VisionArden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirable City in which to live, work, and play. AgendaCALL TO ORDER1.2.2.A.Documents:3.3.A.Documents: 3.B. Documents: 4. 5. 5.A. Documents: 5.B. 5.C. 6. Approved: April 4, 2018 CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, MARCH 7, 2018 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Chair Roberta Thompson called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Chair Roberta Thompson, Commissioners Nick Gehrig, Steven Jones, and James Lambeth. Absent: Commissioners Matt Dixon, Clayton Zimmerman, Brent Bartel (Alternate), and Angela Hames (Alternate) Also present were: City Planner Matthew Bachler and Councilmember Steve Scott. APPROVAL OF AGENDA – MARCH 7, 2018 Chair Thompson stated the agenda will stand as published. APPROVAL OF MINUTES February 7, 2018 – Planning Commission Regular Meeting Commissioner Jones moved, seconded by Commissioner Gehrig, to approve the February 7, 2018, Planning Commission Regular Meeting as presented. The motion carried unanimously (4-0). PLANNING CASES A. Planning Case 18-001; Preliminary Plat, Final Plat, Comprehensive Plan Amendment, and Variance – 3246 New Brighton Road City Planner Bachler stated at the Planning Commission meeting on February 7, 2018, the Planning Commission voted to table Planning Case 18-001 to the March 7, 2018 meeting to allow the applicant time to submit a complete application. Since that time the applicant has ARDEN HILLS PLANNING COMMISSION – March 7, 2018 2 revised their development plans, but the application was not complete in time to include on the March 7, 2018 Planning Commission agenda. Staff requests that the Planning Commission table Planning Case 18-001 until such time that a full review can be completed on the proposal. A motion to table to a future meeting is necessary because this item had already been noticed as a public hearing for this evening prior to it being pulled from the agenda. Commissioner Lambeth moved and Commissioner Jones seconded a motion to table Planning Case 18-001 to the April 4, 2018 Planning Commission meeting. The motion carried unanimously (4-0). B. Planning Case 18-002; 3655 Hamline Avenue North – Minor Subdivision – Public Hearing City Planner Bachler stated a Minor Subdivision is being requested to subdivide the existing single-family residential lot at 3655 Hamline Avenue North into two conforming parcels (Parcel A and Parcel B). The existing property is approximately 70,131 square feet in size, or 1.6 acres. Parcel A is expected to be sold for the development of a new single-family dwelling. The applicant has noted that Wonderful Home Builders will remodel the existing dwelling on Parcel B for sale. In addition to the existing dwelling on Parcel B, there is also a detached garage and shed located in the rear yard. Site Data Land Use Plan: LDR – Low Density Residential Existing Land Use: Single Family Dwelling Zoning: R-1: Single Family Residential Current Lot Sizes: Current – 70,131 sq. ft. Proposed – 36,750 sq. ft. (Parcel A) 33,250 sq. ft. (Parcel B) Topography: Site is relatively flat with a gradual slope to the west from Hamline Avenue City Planner Bachler reviewed the surrounding area, the Plan Evaluation and provided the following Findings of Fact for review: 1. The property at 3655 Hamline Avenue North is located in the R-1 – Single-Family Residential Zoning District. 2. The Arden Hills 2030 Comprehensive Plan designates the property at 3655 Hamline Avenue North as LDR – Low Density Residential. 3. The applicant has submitted an application for a Minor Subdivision to subdivide the existing property into two single-family residential lots. 4. The property is properly guided and zoned for the development of an additional single- family dwelling. 5. The request proposes to use the property in a reasonable manner as a single-family dwelling. 6. The owner of the platted lot to be divided has filed with the zoning administrator a registered land survey of the lot to be divided. ARDEN HILLS PLANNING COMMISSION – March 7, 2018 3 7. The parcels resulting from the division meet all of the minimum requirements specified for the R-1 District. 8. The proposed division will not be detrimental to the public welfare or injurious to adjacent tracts in the area in which the subdivision tract is located. City Planner Bachler stated based on the submitted plans and findings of fact, staff recommends approval of Planning Case 18-002 for a Minor Subdivision at 3655 Hamline Avenue North. If the Planning Commission recommends approval, staff recommends that the following eight (8) conditions be included with the approval: 1. The applicant shall record the Minor Subdivision with Ramsey County and a copy shall be provided to the City within sixty (60) days of the City’s approval. 2. The applicant shall record the drainage and utility easements as shown on the submitted survey with Ramsey County and a copy shall be provided to the City within sixty (60) days of the City’s approval. 3. The applicant shall pay the required park development fee of $6,500 prior to recording the Minor Subdivision. 4. Monument stakes shall be installed to demarcate the property line between Parcel A and Parcel B. 5. A Building Permit and Grading and Erosion Control Permit shall be required for the new dwelling on Parcel A. 6. A MnDOT permit will be required for the new driveway on Parcel A and any other work within the right-of-way. 7. A Tree Preservation Plan shall be required as part of the Building Permit application for the new dwelling on Parcel A. 8. The extension of City services for Parcel A shall subject to approval by the City Engineer and all associated costs shall be the responsibility of the applicant. City Planner Bachler reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Conditions 2. Recommend Approval as Submitted. 3. Recommend Denial 4. Table Chair Thompson opened the public hearing at 6:40 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. There being no comments Chair Thompson closed the public hearing at 6:41 p.m. Commissioner Lambeth stated he understood the existing home would be renovated and asked for more details regarding this. It was his understanding that a new home would be built on the new lot (Parcel A). He questioned if two park dedication fees should be paid for the Minor Subdivision. ARDEN HILLS PLANNING COMMISSION – March 7, 2018 4 City Planner Bachler deferred the question regarding the planned renovations to the applicant. He explained park dedication fees were only charged to new lots created. This meant the fee would be charged to the one additional lot and not for the existing lot. Commissioner Lambeth stated the applicant was a local builder with intentions of subdividing the property, selling off the new lot and remodeling the existing home. City Planner Bachler commented that there needs to be a nexus between the expected impact and a fee being charged. The impact in this case was the new dwelling on Parcel A and the expected impact of an additional household on the parks system. Aaron Perkins, 3434 Owasso Street in Shoreview, commented the house on the existing property was 1,000 square feet in size and had three bedrooms and one bathroom. He discussed the remodeling planned for this property noting the fixes were cosmetic in nature. Commissioner Jones asked if a home were demolished and rebuilt if a parks fee would be required. City Planner Bachler reported park dedication fees were only charged for new lots through the subdivision process. Commissioner Gehrig moved and Commissioner Jones seconded a motion to recommend approval of Planning Case 18-002 for a Minor Subdivision at 3655 Hamline Avenue North, based on the findings of fact and the submitted plans, as amended by the eight (8) conditions in the March 7, 2018, Report to the Planning Commission. Commissioner Lambeth requested Condition 3 be amended to require the applicant to pay park dedication fees of $6,500 for both lots. Commissioner Jones and Commissioner Gehrig did not support the proposed amendment and Commissioner Lambeth withdrew the proposed amendment. City Planner Bachler stated that he would bring forward Commissioner Lambeth’s concerns about the park dedication requirement for Parcel A to the City Council. The motion carried unanimously (4-0). C. Planning Case 18-003; Bethel University – 3900 Bethel Drive – Conditional Use Permit Amendment and Variance – Public Hearing City Planner Bachler stated Bethel University is proposing to construct two additions to existing buildings on their main campus at 3900 Bethel Drive. The first addition would be approximately 80 square feet in area and located on the north side of the Brushaber Commons building. The purpose of this addition is to support research on birds conducted by students and faculty. The aviary support facility is expected to be constructed in summer 2018. City Planner Bachler reported the second proposed addition is a component of a larger renovation Bethel University is evaluating for the Academic Commons building. The proposed ARDEN HILLS PLANNING COMMISSION – March 7, 2018 5 plan would include 45,000 gross square feet of renovations within the existing Academic Commons building and a new 20,000 gross square foot addition on the northwest corner of the building on an existing small parking lot. The addition would match the height of the existing three-story Academic Commons building. The proposed renovations and addition are needed to support science academic programs on the campus. City Planner Bachler explained the design for the sciences renovations and addition is still in the early schematic phase. Bethel University anticipates the project will be built in four phases. The first three phases would include interior renovations to the existing building and would take place between summer 2019 and summer 2021. The current schedule is to construct the proposed addition in summer 2022. Bethel University has requested a CUP Amendment at this time in order to update their Campus Master Plan to include the 20,000-gross square foot addition to the Academic Commons building. The university would be required to submit a separate Site Plan Review application with the City for the addition before construction. Based on the tentative schedule, the Site Plan Review application would likely be submitted in 2021 in anticipation of construction in 2022. City Planner Bachler commented a Variance is being requested to allow the Academic Commons addition to encroach into the required setback from Valentine Lake. The required structure setback from the ordinary high-water level is 150 feet. The proposed addition would be setback 118 feet from the lakeshore for an encroachment of 32 feet. City Planner Bachler stated Bethel University operates under a CUP Master Plan. As the university comes forward with plans, they are reviewed against the Master Plan for consistency. Building plans that are consistent with the Master Plan require a Site Plan Review. A CUP Amendment is required when plans are not included in the approved Master Plan. The two proposed additions are not included on the Master Plan and a CUP Amendment is therefore required. Site Data Land Use Plan: Public and Institutional Existing Land Use: Public and Institutional Zoning: INST – Institutional District Current Lot Sizes: 191.32 Acres (Including main campus, athletic complex, and part of Lake Valentine) Topography: Varied topography across campus City Planner Bachler reviewed the surrounding area, the Plan Evaluation, the Conditional Use Permit Criteria and the Variance Evaluation Criteria. City Planner Bachler provided the Findings of Fact for review: General Findings: 1. The Bethel University main campus at 3900 Bethel Drive is located in the Institutional Zoning District. 2. A Higher Education, College Campus is a Conditional Use in the Institutional District. 3. Bethel University operates under a Conditional Use Permit Master Plan. ARDEN HILLS PLANNING COMMISSION – March 7, 2018 6 4. The proposed additions are not included on the Master Plan and a CUP Amendment is required. 5. The 80 square foot addition to the Brushaber Commons building is expected to be constructed in summer 2018 and Bethel University has requested Site Plan Review approval for this addition. 6. The 20,000-gross square foot addition to the Academic Commons building is anticipated to be constructed in summer 2022 and a Site Plan Review application will be required prior to construction of this addition. 7. The proposed additions to the Brushaber Commons building and the Academic Commons building would be in compliance with the lot coverage requirements for the Bethel University campus under the approved Conditional Use Permit. 8. The Brushaber Commons addition is in compliance with all provisions of the Zoning Code. 9. The Academic Commons addition would require a Variance for the structure to encroach 32 feet into the required 150-foot setback from the Valentine Lake ordinary high-water level. 10. A Site Plan Review application would be required prior to the construction of the Academic Commons building addition and the addition would be reviewed for Zoning Code compliance at that time. Conditional Use Permit Evaluation Findings: 11. The proposed plan is not anticipated to have any impact on traffic or parking conditions because the additions are required for students, faculty, and staff already on the campus. 12. The proposed plan will not produce any permanent noise, glare, odors, vibration, smoke, dust, air pollution, heat, liquid, or solid waste, and other nuisance characteristics. 13. The proposed plan is not anticipated to impact drainage. 14. The proposed plan will not impact population density. 15. The proposed plan is not expected to have a visual impact on surrounding properties or on land use compatibility with uses and structures on surrounding land or adjoining land values because the new additions will not be easily visible from outside the Bethel University campus. 16. Park dedication requirements are not applicable. 17. The proposed plan does not conflict with the general purpose and intent of the Zoning Code or the Comprehensive Development Plan for the City. Variance Evaluation Findings: 18. The Variance would be in harmony with the purpose and intent of the City’s ordinances and Comprehensive Plan. 19. The Variance would put the property to use in a reasonable manner because a higher education college campus if a permitted use in the Institutional District with a Conditional Use Permit. 20. The property is unique because of its size and configuration, which allows multiple large building that are not visible from adjacent property. 21. The Bethel University campus extends around the entire shoreline of Valentine Lake and there are no other property owners with frontage on Valentine Lake. 22. The Variance will not alter the essential character of the neighborhood because it is not anticipated to be easily visible from adjacent property. 23. Economic consideration alone is not a practical difficulty in this case. ARDEN HILLS PLANNING COMMISSION – March 7, 2018 7 City Planner Bachler stated based on the submitted plans and findings of fact, staff recommends approval of Planning Case 18-003 for a Conditional Use Permit Amendment and Variance at 3900 Bethel Drive. If the Planning Commission recommends approval, staff recommends that the following seven (7) conditions be included with the approval: 1. The project shall be completed in accordance with the plans submitted as amended by the conditions of approval. Any significant changes to the plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. The applicant shall continue to abide by all previous agreement and Conditional Use Permits, as amended by the conditions of approval of this application. 3. A Conditional Use Permit Amendment drafted by the City Attorney shall be signed by the applicant prior to the issuance of any building permits. 4. A Site Plan Review application shall be required for the proposed Academic Commons building addition prior to construction. 5. A Building Permit for the Brushaber Commons building addition shall be issued within one (1) year of the City granting approval of Planning Case 18-003, or an extension shall be requested at least 45 days preceding this deadline. 6. The aviary addition will need to comply with the type of construction it is attached to. The existing type of construction is 1-B and the materials and exterior cladding of new addition will need to be verified 7. Both building additions will need to be fire sprinkler protected per State Chapter 1306. City Planner Bachler reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Conditions 2. Recommend Approval as Submitted. 3. Recommend Denial 4. Table Chair Thompson opened the floor to Commissioner comments. Commissioner Gehrig questioned what the primary purpose was for the 150-foot setback. City Planner Bachler explained Valentine Lake was a Natural Environmental lake and the Minnesota Department of Resources (DNR) establishes the required setbacks for lakes. He reported Natural Environmental lakes have the strictest requirements to minimize the visual impact of buildings and to reduce the density around the lake. Commissioner Lambeth asked how the ordinary high-water level was established on this lake. City Planner Bachler discussed how the ordinary high-water level was established by the DNR. Chair Thompson noted General Development lakes had a 50-foot setback whereas Natural Environmental lakes had a 150-foot setback. Chair Thompson opened the public hearing at 7:15 p.m. ARDEN HILLS PLANNING COMMISSION – March 7, 2018 8 Chair Thompson invited anyone for or against the application to come forward and make comment. Dennis Foster, 1415 Arden Oaks Drive, explained he lived across the football field from Bethel. He stated he believed Bethel was a good neighbor for the most part. He indicated he was concerned with the variance request. He discussed the water quality issues being addressed by the State of Minnesota. He commented water quality was a concern to him and he recommended Bethel not be allowed to encroach closer than 150 feet to Valentine Lake. He stated there was no hardship with the request and for this reason recommended the variance be denied. Brian Lapham, BWBR Architects and representative for Bethel University, introduced himself to the Commission. Commissioner Gehrig asked if the proposed addition could be completed without encroaching in the 150-foot setback to Lake Valentine. Mr. Lapham commented a number of locations were discussed for the new Science addition. He stated in the end the best fit was within the Academic Commons renovation. He explained more space was needed which required an addition. Commissioner Gehrig questioned if the building had to angle out into the setback. Mr. Lapham stated he had considered options that would fit within the setback, however this would not meet the needs of the University. Commissioner Jones asked how close Bethel mows down to the existing waterline. Mr. Lapham explained there was a line of cattails and wooded area along the lakefront before there was grass. He stated he was uncertain as to the distance from the water to the grass. Commissioner Jones indicated he believed Bethel had plenty of space between the proposed building and Lake Valentine. Mr. Lapham commented on the landscaping plan and noted where paths would go around the buildings. Commissioner Lambeth noted the applicant would be 118 feet from the ordinary high-water mark with the proposed addition. He was of the opinion this was an adequate distance from the lake. He stated he supported the encroachment as requested. There being no additional comment Chair Thompson closed the public hearing at 7:27 p.m. Chair Thompson noted the Rice Creek Watershed District would require review of this request. Commissioner Jones moved and Commissioner Lambeth seconded a motion to recommend approval of Planning Case 18-003 for a Conditional Use Permit Amendment and Variance at 3900 Bethel Drive, based on the findings of fact and the submitted plans, as amended by ARDEN HILLS PLANNING COMMISSION – March 7, 2018 9 the seven (7) conditions in the March 7, 2018, Report to the Planning Commission. The motion carried unanimously (4-0). D. Planning Case 18-004; TCAAP – Preliminary and Final Plat – Public Hearing City Planner Bachler stated Ramsey County has requested approval of a Preliminary Plat and Final Plat for the approximately 427-acre TCAAP site, also referred to as Rice Creek Commons. The TCAAP site is in the northwest corner of the City located to the east of U.S. Highway 10 and I-35W, north of Highway 96, west of the Arden Hills Army Training Site, and south of County Road I. City Planner Bachler explained the purpose of the plat is to define an accurate boundary of the property and to simplify the current legal description. Several large road and infrastructure projects have recently been completed on or adjacent to the property and the platting process will allow for the transfer of these portions of the property to public agencies. City Planner Bachler commented two large outlots would also be created for the future Rice Creek Commons development. These outlots would be further subdivided and replatted at the time of the future development. The current platting process is not associated with any specific development on the site. City Planner Bachler reported future subdivisions of Outlot A and Outlot C within the Rice Creek Commons development area will be reviewed by the TCAAP Joint Development Authority (JDA) in accordance with the TCAAP Redevelopment Code. The JDA Board consists of two members from the Arden Hills City Council, two members from the Ramsey County Board of Commissioners, and one appointed resident from Arden Hills who serves as the JDA Chair. City Planner Bachler reviewed the Plan Evaluation and offered the following Findings of Fact for review: 1. The former Twin Cities Army Ammunitions Plant (TCAAP) site is in the northwest corner of the City located to the east of U.S. Highway 10 and I-35W, north of Highway 96, west of the Arden Hills Army Training Site, and south of County Road I. 2. Ramsey County has requested a Preliminary Plat and Final Plat of the TCAAP site in order to define the boundary of the property, simplify the legal description of the property, transfer right-of-way and land to public agencies for recently completed road and infrastructure projects, and to create two large outlots to be further subdivided and replatted in the future for the Rice Creek Commons development. 3. The current platting process is not associated with any specific development on the site. 4. The future subdivision and replatting of Outlot A and Outlot C for the Rice Creek Commons development would be evaluated at that time based on all applicable provisions and regulations in the City Code and the TCAAP Redevelopment Code. 5. The proposed Preliminary Plat and Final Plat are consistent with the Arden Hills Zoning Map and the 2030 Comprehensive Plan. City Planner Bachler stated based on the submitted plans and the findings of fact, staff recommends approval of Planning Case 18-004 for a Preliminary Plat and Final Plat for the ARDEN HILLS PLANNING COMMISSION – March 7, 2018 10 TCAAP property. If the Planning Commission recommends approval of Planning Case 18-004, staff is recommending the following condition be included in the motion language: 1. The applicant shall record the Final Plat with Ramsey County and a copy shall be provided to the City within sixty (60) days of the City’s approval. City Planner Bachler reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Conditions 2. Recommend Approval as Submitted. 3. Recommend Denial 4. Table Chair Thompson opened the floor to Commissioner comments. Commissioner Lambeth asked when park dedication requirements would be determined. City Planner Bachler stated park dedication requirements would be determined when Outlot A and Outlot C were further subdivided. He explained this was an administrative platting process the City was going through with the County prior to the land being turned over to a private developer. Commissioner Jones questioned if trails would be located on Outlot D City Planner Bachler stated a trail corridor would be located on Outlot D. He noted Outlot D was outside of the TCAAP Master Plan boundaries. He reported Ramsey County owned Outlot D at this time. Further discussion ensued regarding the plans Ramsey County had for the park system. Chair Thompson opened the public hearing at 7:44 p.m. Chair Thompson invited anyone for or against the application to come forward and make comment. There being no comments Chair Thompson closed the public hearing at 7:44 p.m. Commissioner Gehrig moved and Commissioner Lambeth seconded a motion to recommend approval of Planning Case 18-004 for a Preliminary Plat and Final Plat for the approximately 427-acre Twin Cities Army Ammunition Plant redevelopment site, based on the findings of fact and submitted plans, as amended by the one (1) condition in the March 7, 2018 Report to the Planning Commission. The motion carried unanimously (4-0). UNFINISHED AND NEW BUSINESS A. 2040 Draft Comprehensive Plan ARDEN HILLS PLANNING COMMISSION – March 7, 2018 11 Eric Zweber, WSB & Associates, stated the Planning Commission last reviewed the draft 2040 Comprehensive Plan at their meeting on November 8, 2017 when they focused on the Land Use, Housing, and Implementation chapters. WSB has provided a memo providing a summary of recent changes made to the draft plan following the City Council Work Session on February 20, 2018. Mr. Zweber commented staff is anticipating that the public hearing for the 2040 Comprehensive Plan will be held at the Planning Commission meeting on April 4, 2018. The City Council would be asked to review the final draft of the plan on April 23, 2018 and approve its release to affected jurisdictions for review. The City will need to provide affected jurisdictions six months to review the plan, after which time the City Council will be asked to formally adopt the Comprehensive Plan and approve submittal to the Metropolitan Council. The deadline for submittal is December 31, 2018. Chair Thompson opened the floor to Commissioner comments. Councilmember Scott stated he was looking forward to the Council worksession meeting scheduled for Monday, March 19th. Chair Thompson asked how staff was getting this information out to the public and questioned if an Open House had been scheduled. City Planner Bachler commented that an Open House was not planned at this time. He reported information was available on the City’s website noting a specific page had been dedicated to the Comprehensive Plan. Chair Thompson inquired if staff had drafted a summary of the Comprehensive Plan. City Planner Bachler stated staff had a summary of the comprehensive planning process and the draft Comprehensive Plan available online. Commissioner Gehrig recommended a table of contents be included to assist residents with navigating through the document. Commissioner Jones thanked staff for referring to TCAAP as TCAAP throughout the Comprehensive Plan and not as Rice Creek Commons. He discussed several potential properties within the City that should be considered for future residential developments. Chair Thompson commented she agreed the B-4 District needed to be further reviewed. She stated she appreciated the information provided by staff and looked forward to the Public Hearing. ARDEN HILLS PLANNING COMMISSION – March 7, 2018 12 REPORTS A. Report from the City Council Councilmember Scott updated the Planning Commission on City Council actions stating at the regular meeting on February 12th Mayor Grant presented a proclamation to two long-term volunteers for their efforts on the Communications Committee. He noted the Council authorized the City to hire a part-time staff member to handle City Communications. He reported Ehlers provided the Council with a utility rate study and noted sewer rate adjustments were needed. He indicated the Council held a lengthy worksession meeting to discuss the Comprehensive Plan on February 20th. He commented on the items that would be addressed by the Council in March. B. Planning Commission Comments Commissioner Jones asked what was happening at the old fire station property. City Planner Bachler stated a developer was planning to subdivide the lot into four single- family lots. He explained the application was from Journey Home Minnesota. C. Staff Comments City Planner Bachler commented the City was in need of volunteers to serve on the Planning Commission. Those interested were encouraged to contact City Hall for further information. ADJOURN Commissioner Jones moved, seconded by Commissioner Gehrig, to adjourn the March 7, 2018, Planning Commission Meeting at 8:21 p.m. The motion carried unanimously (4-0). City of Arden Hills Planning Commission Meeting for April 4, 2018 P:\Planning\Planning Cases\2018\PC 18-001 - 3246 New Brighton Road - Preliminary & Final Plat, Comprehensive Plan Amendment, Variance, CUP\Memos_Reports_18-001 Page 1 of 17 MEMORANDUM DATE: April 4, 2018 PC Agenda Item 3.A TO: Planning Commission Chair and Commissioners FROM: Matthew Bachler, City Planner SUBJECT: Planning Case #18-001 – Public Hearing Required Applicant: Journey Home Minnesota Property Location: 3246 New Brighton Road Request: Preliminary Plat, Final Plat, Comprehensive Plan Amendment, and Variance Requested Action The applicant has requested approval of a Preliminary Plat, Final Plat, Comprehensive Plan Amendment, and Variance in order to redevelop the former Lake Johanna Fire Station No. 1 property at 3246 New Brighton Road for four single-family residential dwellings. Background 1. Overview of Request Journey Home Minnesota is a non-profit organization with a mission to create affordable housing for disabled military veterans in safe cities served by high quality school systems. The organization has developed housing projects in surrounding communities, including Shoreview, New Brighton, and Mounds View. Journey Home purchased the Lake Johnna Fire Station No.1 property at 3246 New Brighton Road in September 2017 and is requesting approval for a project to redevelop the property for four single-family residential homes. The existing fire station building, garage, and parking areas on the property would all be removed as part of the redevelopment. The applicant has provided a project narrative describing their goals for the development, including housing affordability and energy conservation, in more detail (Attachment A). The existing property at 3246 New Brighton Road is approximately 2.8 acres in size and is comprised of the decommissioned Lake Johanna Fire Station No.1 building, a detached garage, City of Arden Hills Planning Commission Meeting for April 4, 2018 P:\Planning\Planning Cases\2018\PC 18-001 - 3246 New Brighton Road - Preliminary & Final Plat, Comprehensive Plan Amendment, Variance, CUP\Memos_Reports_18-001 Page 2 of 17 and parking areas. The two existing structures are located along New Brighton Road and there are multiple curb cuts currently providing access to the property. The topography of the lot is relatively flat along New Brighton Road, but then slopes down significantly to a pond located on the easterly half of the property. The elevation change from New Brighton Road to the pond edge is roughly 15 feet. The pond occupies approximately 1.3 acres of the site leaving 1.5 acres of developable land. The applicant has proposed a subdivision of the existing property that would create four single- family residential lots. Each of the lots would have frontage on New Brighton Road and the property lines would extend to the eastern boundary of the site. The size of the lots would be 21,827 square feet, 28,140 square feet, 31,793 square feet, and 43,357 square feet. The applicant has provided preliminary floor plans for one of the single-family residential homes. The four dwellings are expected to have a similar design in terms of gross square footage, floor plans, and their exterior design. Two driveways are proposed on New Brighton Road to provide access to the dwellings. A cross access easement would be required for the shared access driveways. An underground rainwater collection tank is also proposed to be located in the front yard spanning two properties. The purpose of the storage tank is to collect stormwater runoff from the four properties and to repurpose the water for indoor non-potable uses. The entire development is proposed to be put under an association that would address property maintenance and the shared use of energy generated by solar panels proposed to be installed on the dwellings. A Variance is requested in this case to allow the four proposed lots to have a width less than the minimum requirement for the R-2 District. Lots in the R-2 District are required to have a minimum width of 85 feet. Each of the four lots is proposed to have a width of 81.75 feet, or 3.25 feet less than the minimum requirement. A Comprehensive Plan Amendment is required to change the designation of the property to Very Low Density Residential from its current designation as Public and Institutional. The Very Low Density Residential classification allows for single-family residential development at a density of 1.5 to 3 units per acre. To summarize, Planning Case 18-001 includes the following requests: • Preliminary and Final Plat to subdivide property into four single-family residential lots. • Comprehensive Plan Amendment to change future land use classification from Public and Institutional to Very Low Density Residential. • Variance to allow the four proposed lots to each have a width of 81.75 feet. The minimum lot width requirement for the R-2 District is 85 feet. City of Arden Hills Planning Commission Meeting for April 4, 2018 P:\Planning\Planning Cases\2018\PC 18-001 - 3246 New Brighton Road - Preliminary & Final Plat, Comprehensive Plan Amendment, Variance, CUP\Memos_Reports_18-001 Page 3 of 17 2. Surrounding Area: Direction Future Land Use Plan Zoning Existing Land Use North LDR – Low Density Residential R2 – Single & Two Family Residential Single-family Detached South LDR – Low Density Residential R2 – Single & Two Family Residential Single-family Detached East LDR – Low Density Residential R2 – Single & Two Family Residential Single-family Detached West LDR – Low Density Residential R2 – Single & Two Family Residential Single-family Detached 3. Site Data: Future Land Use Plan: P/I Public Institutional Existing Land Use: Vacant Zoning: R-2 – Single & Two Family Residential Lot Size: 2.8 Acres (125,118 square feet) Topography: Property slopes west to east with an elevation change of approximately 15 feet from New Brighton Road to the edge of the pond. Plan Evaluation 1. Comprehensive Plan Amendment The Arden Hills 2030 Comprehensive Plan lays out the future land uses that are anticipated for all properties in the City. Based on the future land uses, the City can plan for improvements, anticipate infrastructure needs, and create appropriate land use regulations. The City’s Zoning Code identifies specific zoning districts through which the land uses and goals in the Comprehensive Plan are implemented. The zoning cannot conflict with the future land use designation. When there is a conflict between the Comprehensive Plan and the Zoning Code, the City is required to amend the Zoning Code to comply with the Comprehensive Plan, unless a Comprehensive Plan amendment is approved. The Metropolitan Council has the final determination as to whether to allow a Comprehensive Plan Amendment, though they provide great deference to the City as long as the proposed land use change does not have a negative impact on a regional system (i.e. transportation, sanitary sewer, and regional parks). As part of their application, the developer has requested that the 2030 Future Land Use Map be amended to change the designation of the property from Public and Institutional to Very Low Density Residential. The definitions for these two land use classifications have been provided below. The 2030 Future Land Use Map has been provided in Attachment F. • Public and Institutional: areas designated for uses such as government buildings, colleges, schools, and religious uses, but not medical uses. • Very Low Density Residential: traditional single-family residential land use category. A density range of 1.5 to 3 units per acre. City of Arden Hills Planning Commission Meeting for April 4, 2018 P:\Planning\Planning Cases\2018\PC 18-001 - 3246 New Brighton Road - Preliminary & Final Plat, Comprehensive Plan Amendment, Variance, CUP\Memos_Reports_18-001 Page 4 of 17 A city has broad discretion when reviewing whether to amend its Comprehensive Plan. Questions to consider are whether the project forwards the broader goals and vision for the City, and whether the change in future land use classification would be consistent with the surrounding area. The adjacent properties to the north, east, west and south are zoned R-2 District and are guided for Low Density Residential uses in the Comprehensive Plan. The Low Density Residential classification allows for similar traditional single-family residential uses, but at a density of 3 to 5 units per acre. However, it should be noted that while adjacent properties are guided for higher densities, the existing density in this area is not necessarily within this stated range. The only other non-residential use in the immediate vicinity is the Trinity Lutheran Church located at 3243 New Brighton Road, which is zoned R-2 District and is guided for Public and Institutional uses in the Comprehensive Plan. If the City approves the Comprehensive Plan Amendment, one of the conditions of approval will be that the execution of the Final Plat is contingent on approval by the Metropolitan Council. The request for the Future Land Use Map amendment will need to be submitted to the Metropolitan Council by the City. The Metropolitan Council will have 60 days to review the application, though due to the small size of the project and the lack of negative impacts, the City will be requesting a shortened review timeline of 15 business days. If the Comprehensive Plan Amendment is approved, the applicant can move forward with filing the Final Plat and applying for development permits. The City must also allow adjacent governments, affected special districts, and affected school districts up to 60 days to review the Comprehensive Plan Amendment. This waiting period allows interested parties to review and comment on the amendment before Metropolitan Council review. However, the Metropolitan Council may prescribe a shorter review and comment period for “minor plan amendments” or may waive the review and comment period if a minor plan amendment involves lands that are not contiguous to other local governmental units. The City is currently completing an update to the 2030 Comprehensive Plan and expects to approve the final version of the 2040 Comprehensive Plan by December 2018. The Metropolitan Council is only accepting amendments to 2030 Comprehensive Plans through June 30, 2018. Staff anticipates the proposed Comprehensive Plan Amendment will be submitted before the June 30 deadline. 2. Chapter 11, Subdivision Regulations Review A. Street Plan and Streets No new streets are being constructed for the Lake Johanna Station 1 development. The applicant has proposed constructing two shared access driveways on New Brighton Road for the four single-family residential lots. City of Arden Hills Planning Commission Meeting for April 4, 2018 P:\Planning\Planning Cases\2018\PC 18-001 - 3246 New Brighton Road - Preliminary & Final Plat, Comprehensive Plan Amendment, Variance, CUP\Memos_Reports_18-001 Page 5 of 17 New Brighton Road is a Ramsey County roadway and the County has reviewed the proposed plans. The proposed plat meets the County’s Major Street plan requirement for right-of-way along New Brighton Road. Any disturbance occurring in the right-of-way will require a County permit. B. Easements City subdivision regulations require at a minimum a 12-foot wide utility and drainage easements dedicated to the City along the right-of-way and centered on common lot lines. The Preliminary Plat includes 12-foot utility and drainage easements that are centered on the common lots lines throughout the development and 12-foot easements along the New Brighton Road right-of-way and the rear property lines. The proposed utility and drainage easements meet the City’s minimum requirements. Where a subdivision is traversed by a watercourse, a drainage easement is required to be dedicated substantially conforming to the lines of the watercourse. There is a landlocked pond located on the easterly half of the site. The applicant has provided a drainage easement around the perimeter of the pond that extends out a minimum of 16.5 feet from the edge of the pond. A small stormwater collection pond is proposed at the northwest corner of the landlocked pond on the property. This pond would allow for the collection of runoff from the site and discharge into the adjacent larger pond. A drainage and utility easement has been provided around the perimeter of this pond as well. Based on discussions with Rice Creek Watershed District (RCWD), the proposed pond is not required to satisfy the watershed district’s stormwater management requirements and a Maintenance Agreement would not be required for this feature. C. Lots Location and Size All lots are required to abut by their full frontage on a public street and meet the minimum lot dimensions required by the Zoning Code. All four lots have full frontage on a public street. The applicant has requested a variance to allow each of the four lots to have a width of 81.75 feet, which is less than the minimum width of 85 feet required for the R-2 District. However, as shown further on, all four lots significantly exceed the minimum lot area and depth requirements. Watercourse Lots abutting upon a wetland are required to have additional width or depth to assure building sites are not subject to flooding. All building areas should be located outside the natural feature and a minimum of two feet above the 100-year flood elevation. The drainage plan provided by the applicant indicates that the peak elevation calculated for a 100-year back to back event would be 914.45. The single-family residential dwellings are each proposed to have a low floor elevation of 918.16 feet. City of Arden Hills Planning Commission Meeting for April 4, 2018 P:\Planning\Planning Cases\2018\PC 18-001 - 3246 New Brighton Road - Preliminary & Final Plat, Comprehensive Plan Amendment, Variance, CUP\Memos_Reports_18-001 Page 6 of 17 Drainage Lots are required to be graded so as to provide drainage away from building locations and direct drainage down lot lines within drainage and utility easements. The proposed grading plan satisfies this requirement. A 10,000 gallon underground stormwater collection tank is also proposed to be located in the front yard area between Lot 2 and Lot 3. Piping would be used to direct rainwater runoff from the roofs of the four dwellings into the tank. Separate piping would be installed for the reuse of the collected rainwater for indoor non-potable uses for the four dwellings. There would also be piping installed to allow for the collected rainwater to drain to the proposed small pond. D. Park Dedication The Subdivision Code requires developers of subdivisions to dedicate to the public a reasonable percentage of the tract to be developed. Section 1130.08 Subd. 2 of the Subdivision Ordinance indicates that for a subdivision that results in new dwelling units of less than 2.5 units per acre, the applicant shall dedicate 10 percent of the buildable land area in the subdivision or pay a park development fee of $6,500 per residential unit. Ten percent of the development would be approximately 0.28 acres, but the site does not provide for a feasible public park area. As a recommended condition of approval, the developer would be required to pay a park development fee of $6,500 per unit, for a total fee of $26,000. The City Council will be asked to make a final determination of the park dedication requirement. E. Required Improvements All other required improvements, including sewer, water, utilities, and driveway connections to New Brighton Road will be constructed in accordance with the City’s Subdivision Code. The Subdivision Code requires that each lot be provided with a minimum of three trees to be placed in the front yard. Coniferous trees must be at least 6 feet in height and deciduous trees a diameter of 2.5 inches. The development plans show three maple or cherry trees would be planted in the front yard of each lot. 3. Chapter 13, Zoning Regulations Review Section 1320 – District Provisions (R-2 Single & Two Family Residential District) A. Lot Area and Dimensions The applicant is proposing to subdivide the existing 2.8 acre property into four single-family residential lots. The minimum lot size for single-family residential dwellings is 11,000 square feet All four lots would meet the minimum lot area requirements. City of Arden Hills Planning Commission Meeting for April 4, 2018 P:\Planning\Planning Cases\2018\PC 18-001 - 3246 New Brighton Road - Preliminary & Final Plat, Comprehensive Plan Amendment, Variance, CUP\Memos_Reports_18-001 Page 7 of 17 The Zoning Code requires lots in the R-2 District to have a minimum width of 85 feet as measured at the 40-foot front yard setback line, and a depth of 120 feet. All four lots would meet the minimum depth requirement. The applicant has requested a variance for each lot to have a width of 81.75 feet, or 3.25 feet less than the minimum width requirement. Lot Total Lot Area (Square Feet) Width (Feet) Depth (Feet) R-2 District Minimum 11,000 85 120 1 21,827 81.75 267 2 28,140 81.75 338 3 31,793 81.75 389 4 43,357 81.75 349.5 B. Setbacks The minimum principal structure setbacks in the R-2 District are 40 feet in the front yard, 30 feet in the rear yard, and a 5-foot minimum in the side yard with both side yards required to add up to a total of 15 feet. In addition to the structure setback requirements, no structures can be placed within any of the drainage and utility easements on the lots. The development plans include the proposed building footprints for the four lots. Structure setback distances would be verified at the time Building Permit applications are submitted. Based on the preliminary plans, all setbacks could be met. A covered front porch is shown on the plans for each single-family residential dwelling. The porches would be setback at a distance of 32 feet from the front property line. Covered front porches on vacant lots are permitted to be up to 30 feet from the lot line provided the porch design requirements included in Section 1325.03, Subd. 2(E) of the Zoning Code are met. The design of the front porches would be reviewed for compliance with the Zoning Code at the time building permit applications are submitted. The table below provides approximate setback distances based on the preliminary building sites. Lot Front Yard (Feet) Rear Yard (Feet) Side Yard (Feet) R-2 District Minimum 40 30 5 (Minimum) / 15 (Total) 1 40 171 24.4 (North) / 7.5 (South) 2 40 173 7.5 (North) / 12.2 (South) 3 40 274 12.2 (North) / 7.5 (South) 4 40 225 7.5 (North) / 24.4 (South) *All setback distances are approximate. Structure setbacks would be verified at the time a Building Permit application is submitted City of Arden Hills Planning Commission Meeting for April 4, 2018 P:\Planning\Planning Cases\2018\PC 18-001 - 3246 New Brighton Road - Preliminary & Final Plat, Comprehensive Plan Amendment, Variance, CUP\Memos_Reports_18-001 Page 8 of 17 C. Structure Coverage and Landscaped Lot Area The maximum structure coverage permitted in the R-2 District is 25 percent and the minimum landscape lot area is 65 percent. The approximate structure coverage and landscape lot area was calculated based on the proposed building dimensions and the approximate dimensions of the driveways. The structure coverage and landscape lot area requirements would be verified at the time Building Permit applications are submitted. Based on the submitted plans, all four lots would meet the lot coverage requirements. The definition for landscape lot area in the Zoning Code includes the surface area of any wetlands or ponding areas, and the portion of the existing pond on Lots 2, 3, and 4 is counted towards the minimum landscape lot area requirement. The Preliminary Plat includes the square footage of each lot above this wetland area. Staff completed a review of the structure coverage and landscape lot area based on the square footage of each lot above the wetland and all four would still meet the minimum lot coverage requirements. D. Building Height and Density The maximum building height in the R-2 District is 35 feet. Building height would be verified at the time Building Permit applications are submitted. The maximum residential density permitted in the R-2 District is 5 units per net acre. There are approximately 1.49 net acres of land that could be built on after subtracting the wetland area. The proposed subdivision would have a net density of 2.68 units per acre. Lot Lot Area (Square Feet) Structure Coverage (Square Feet) Structure Coverage (Percentage) Landscape Lot Area (Square Feet) Landscape Lot Area (Percentage) R-2 District Requirements 11,000 -- 25% (max) -- 65% (min) 1 21,827 1,953 8.95% 18,740 85.86% 2 28,140 2,430 8.64% 24,665 87.65% 3 31,793 2,430 7.64% 28,318 89.10% 4 43,357 1,953 4.50% 40,270 92.88% Lot Lot Area Above Wetland (Square Feet) Structure Coverage (Square Feet) Structure Coverage (Percentage) Landscape Lot Area (Square Feet) Landscape Lot Area (Percentage) R-2 District Requirements 11,000 -- 25% (max) -- 65% (min) 1 21,827 1,953 8.95% 18,740 85.86% 2 19,879 2,430 12.22% 16,404 82.52% 3 11,783 2,430 20.62% 8,308 70.51% 4 11,410 1,953 17.12% 8,323 72.94% City of Arden Hills Planning Commission Meeting for April 4, 2018 P:\Planning\Planning Cases\2018\PC 18-001 - 3246 New Brighton Road - Preliminary & Final Plat, Comprehensive Plan Amendment, Variance, CUP\Memos_Reports_18-001 Page 9 of 17 E. Floor Area Ratio (FAR) The Floor Area Ratio (FAR) is the sum of the gross horizontal area of all floors of a building divided by the total lot area. Floor area is measured from the exterior sides of the exterior walls, but not including covered porches; decks; any space where the average floor-to-ceiling height is less than six feet; attached or detached garages; and other detached accessory structures. The R-2 District allows for an FAR of up to 30 percent of the lot area for residential structures. Preliminary floor plans have been provided for one of the dwellings and these plans show a total floor area of approximately 2,000 square feet. Based on these plans, all structures should be able to meet the FAR requirements. The FAR of the dwellings would be verified at the time Building Permit applications are submitted. Section 1325 – General Regulations A. Accessory Structures No accessory structures are proposed at this time. Future homeowners who choose to construct accessory structures will be required to do so in accordance with the Zoning Code. B. Tree Preservation The Zoning Code requires that a Tree Preservation Plan be submitted as part of an application for a plat. The development plan set includes a Tree Preservation Plan (Attachment D). The survey indicates there are 93 significant trees on the site with a total of 1,967 caliper inches. Of this total, 14 trees and 360 caliper inches would be removed for the development. All of the trees that would be removed are around the four building sites. The existing significant trees towards the rear of the property and around the pond would be preserved. The required mitigation for the tree removal is 82 caliper inches of new tree plantings. A Landscape Plan has been provided showing 12 new trees would be planted totaling 30 caliper inches. The current replacement tree deficiency is 52 caliper inches. Caliper Inches Number of Trees Total Existing Significant Trees 1,967 93 10% Permitted Removal 197 -- Proposed Removal 360 14 Significant Trees Preserved 1,607 79 Replacement Trees Required* 82 -- Replacement Trees Proposed 30 12 * Replacement trees are calculated by subtracting the ten percent permitted removal from the proposed removal and dividing by two. City of Arden Hills Planning Commission Meeting for April 4, 2018 P:\Planning\Planning Cases\2018\PC 18-001 - 3246 New Brighton Road - Preliminary & Final Plat, Comprehensive Plan Amendment, Variance, CUP\Memos_Reports_18-001 Page 10 of 17 As a condition of approval, staff is recommending that the applicant work with the City to find locations for the additional replacement trees on the site. If the replacement tree plantings cannot be reasonably accommodated on the site, the City can work with the applicant to find off-site locations for the plantings or require that a fee in lieu of the plantings be provided. The Tree Preservation Ordinance states that mitigation requirements can be reduced, as determined by the City Council, when there is a greater public good, such as providing affordable housing or allowing for LEED Certified architectural practices. The project has a stated goal to provide housing at an affordable level and to design the dwellings so that they are “net zero” and create more energy than they use. C. Driveways Two driveways are proposed on New Brighton Road to provide access to the four single-family dwellings. The Preliminary Plat shows a cross access easement for both of the shared access driveways. These cross access easements would need to be recorded after the Final Plat is filed. The minimum width for residential driveways on collector streets is 12 feet and the maximum width is 22 feet. The access driveways would each have a width of approximately 20.5 feet. 4. Variance Requirements – Section 1355.04, Subd. 4 The applicant has requested a variance to allow the four proposed lots to have a width less than the minimum requirement for the R-2 District. Lots in the R-2 District are required to have a minimum width of 85 feet. Each of the four lots is proposed to have a width of 81.75 feet, or 3.25 feet less than the minimum requirement. The Planning Commission and City Council must use the following criteria when reviewing a request for a Variance: 1. Purpose and Intent. The Variance request shall comply with the purpose and intent of the provisions of City's Zoning Regulations and with the policies of the City's Comprehensive Plan. The variance complies with the purpose and intent of the Zoning Regulations as the purpose of the R-2 District is to establish areas for the development of single family housing at a maximum density of 5 units per net acre. The proposed density of the subdivision is 2.68 units per net acre. The Comprehensive Plan states single-family residential uses at 1.5 to 3 units per acre are allowed in the Very Low Density Residential land use district. If the Comprehensive Plan Amendment is approved then this criterion would be met. 2. Practical Difficulties. The applicant for a Variance shall establish that there are practical difficulties in complying with the provisions of the Arden Hills Zoning Regulations. The following criteria apply to this application: a) Reasonable Use. The property owner proposes to use the property in a reasonable manner not permitted by the Zoning Ordinance. A single-family residential dwelling City of Arden Hills Planning Commission Meeting for April 4, 2018 P:\Planning\Planning Cases\2018\PC 18-001 - 3246 New Brighton Road - Preliminary & Final Plat, Comprehensive Plan Amendment, Variance, CUP\Memos_Reports_18-001 Page 11 of 17 with allowed accessory structures is a reasonable use of the property and can be constructed on an 81.75 foot wide lot while still meeting the required structure setback requirements. Criterion met. b) Unique Circumstances. The plight of property owner is due to circumstances unique to the property not created by the landowner. The existing property has significantly greater area and depth than the minimum requirements for the R-2 District. Presumably, when this neighborhood was first developed, the lot lines were placed so that the landlocked pond was located nearly entirely on the subject property. This could be considered a unique circumstance that requires the creation of lots that far exceed the minimum lot area and depth requirements for the R-2 District. Criterion met. c) Character of Neighborhood. The variance, if granted, will not alter the essential character of the neighborhood. Approximately one-third of the properties within the block bound by New Brighton Road, Beckman Avenue, and Lake Johanna Boulevard have lot widths that are less than the required 85 feet for the R-2 District. However, the majority of the lots on this block are 85 feet wide or greater. The lots in the surrounding area vary significantly in terms of lot area and depth, but generally the four lots proposed for this redevelopment would exceed the average lot area and depth. Criterion met. 3. Economic Consideration. Economic consideration alone does not constitute a practical difficulty. The applicant has noted that the four dwellings would be marketed to veterans with disabilities and the organization would like to keep the homes at an affordable price. There is an economic consideration in this case because the organization would be able to sell the homes at a more affordable price if four lots are developed versus three. This economic consideration on its own does not constitute a practical difficulty, but it can be considered a factor in the analysis. Additional Review Building Official and Fire Marshal The Building Official has reviewed the application and does not have any additional comments at this time. All final plans will be subject to the Building Official and Fire Marshal’s approval prior to the issuance of any permits. Public Works Director/City Engineer The Public Works Director/City Engineer has reviewed the plans and provided a memo dated March 7, 2018 with her comments (Attachment G). The comments are related to technical components of the development plans. The applicant will be required to address all items in the memo prior to the issuance of any development permit. City of Arden Hills Planning Commission Meeting for April 4, 2018 P:\Planning\Planning Cases\2018\PC 18-001 - 3246 New Brighton Road - Preliminary & Final Plat, Comprehensive Plan Amendment, Variance, CUP\Memos_Reports_18-001 Page 12 of 17 Ramsey County Ramsey County has reviewed the application for Lake Johanna Station 1 and noted that a permit will be required for any disturbance occurring within the County right-of-way. The access locations have been reviewed and are acceptable. Rice Creek Watershed District The Rice Creek Watershed District (RCWD) is charged with reviewing and approving the stormwater management and drainage plan for the project. RCWD has reviewed the plans and granted the project CAPROC status (Conditionally Approved Pending Receipt of Changes) as of March 27, 2018 (Attachment H). RCWD has determined that since the project drains to the landlocked pond on the site, the rate control standards have been met. The water quality requirements do not apply in this case. Findings of Fact The Planning Commission must make a finding as to whether or not the proposed application would adversely affect the surrounding neighborhood or the community as a whole based on the aforementioned factors. Staff offers the following findings for consideration: General Findings: 1. The property at 3246 New Brighton Road is located in the R-2 – Single and Two-Family Residential Zoning District. 2. The subject property is 125,118 square feet, or approximately 2.8 acres, in size. 3. The subject property is currently comprised of the former Lake Johanna Fire Station 1 building, a detached garage, and parking areas. 4. The Johanna Station 1 subdivision is proposed as R-2 – Single and Two-Family Residential District. 5. The R-2 – Single and Two Family Residential District permits up to five (5) residential units per acre. 6. The applicant has requested a Preliminary and Final Plat in order to subdivide the property into four (4) single-family residential lots. 7. The proposed Lake Johanna Station 1 development is proposed at approximately 2.68 units per net acre. 8. The Arden Hills 2030 Comprehensive Plan designates the future land use of the subject property as Public and Institutional. 9. The applicant has requested a Comprehensive Plan Amendment to change the future land use designation of the property to Very Low Density Residential. 10. The Arden Hills 2030 Comprehensive Plan defines Very Low Density Residential as, “traditional single-family residential land use category. A density range of 1.5 to 3 units per acre.” 11. The adjacent properties to the north, east, west and south are zoned R-2 District and are guided for Low Density Residential uses in the Arden Hills 2030 Comprehensive Plan. City of Arden Hills Planning Commission Meeting for April 4, 2018 P:\Planning\Planning Cases\2018\PC 18-001 - 3246 New Brighton Road - Preliminary & Final Plat, Comprehensive Plan Amendment, Variance, CUP\Memos_Reports_18-001 Page 13 of 17 12. The proposed Comprehensive Plan Amendment would be consistent with adjacent land uses and the goals included in the Land Use chapter of the Arden Hills 2030 Comprehensive Plan. 13. The applicant has requested a variance from Section 1130.07, Subd. 2 of the City Code, which requires the lot dimensions in the subdivision not be less than the minimum dimensions required to secure the minimum lot area specified in the zoning ordinance of the City. 14. The proposed Johanna Station 1 subdivision meets the other Minimum Subdivision Design requirements included in Section 1130 of the City Code. 15. The proposed Johanna Station 1 subdivision meets or will be required to meet the Required Improvements for subdivisions included in Section 1140 of the City Code. 16. The proposed development requires public use dedication, as required in Section 1130.08 of the City Code. 17. The park dedication requirement for this application is ten (10) percent of the buildable land area in the subdivision or a park development fee of $6,500 per unit. Ten percent of the development would be 0.28 acres which would not allow for a feasible park area. The park development fee of $6,500 per unit will be applied in this case. Variance Findings: 18. The applicant has requested a variance for the four proposed lots to have a width of 81.75 feet, or 3.25 feet less than the minimum 85-foot requirement for the R-2 District. 19. The variance complies with the purpose and intent of the Zoning Regulations as single- family residential dwellings at a maximum density of 5 units per net acre are a permitted use in the R-2 District. 20. A Comprehensive Plan Amendment is required to re-guide the property for Very Low Density Residential use from its current classification as Public and Institutional. Should the Comprehensive Plan Amendment be approved, then the variance would comply with the purpose and intent of the Comprehensive Plan. 21. A single-family residential dwelling with allowed accessory structures is a reasonable use of the property and can be constructed on an 81.75 foot wide lot while still meeting the required structure setback requirements. 22. Presumably, when the neighborhood was first developed, the lot lines were placed so that the landlocked pond was located nearly entirely on the subject property, which has resulted in the property having a depth and area significantly greater than the minimum requirement for the R-2 District. This, along with the topography and previous use of the property as a fire station are unique circumstances that require the creation of lots that far exceed the minimum lot area and depth requirement for the R-2 District, but require a minor variance for each lot from the minimum lot width requirement. 23. Approximately one-third of the properties within this block that have lot widths less than the required 85 feet for the R-2 District. While, the majority of the lots on this block are 85 feet wide or greater, few have the depth or area of the four lots proposed in the redevelopment. City of Arden Hills Planning Commission Meeting for April 4, 2018 P:\Planning\Planning Cases\2018\PC 18-001 - 3246 New Brighton Road - Preliminary & Final Plat, Comprehensive Plan Amendment, Variance, CUP\Memos_Reports_18-001 Page 14 of 17 24. There is an economic consideration in this case because the applicant is seeking to keep the homes at a more affordable price. This economic consideration on its own does not constitute a practical difficulty, but may be considered as a factor. Recommendation Staff is supportive of the proposed Comprehensive Plan Amendment in this case. The proposed designation of the property as Very Low Density Residential is consistent with the existing residential uses and densities in the surrounding area. The change in use of the property from public and institutional to residential would not have a significant impact in terms of traffic or demand on the City’s infrastructure. The findings of fact support a recommendation for approval of the variance request. The Planning Commission should evaluate whether the proposed variance meets the City requirements included in Section 1355.04, Subd. 4 as outlined above. If the Planning Commission votes to deny the variance request, the findings of fact would need to be amended to support the denial. Staff recommends approval of Planning Case 18-001 for a Preliminary Plat, Final Plat, Comprehensive Plan Amendment, and Variance at 3246 New Brighton Road, based on the submitted plans and the finds of fact in the April 4, 2018 Report to the Planning Commission, as amended by the following nineteen (19) conditions: 1. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. The execution of the Final Plat shall be contingent upon the Metropolitan Council’s approval of the Comprehensive Plan Amendment. 3. A Development Agreement shall be prepared by the City Attorney and subject to City Council approval. The Development Agreement shall be executed prior to the execution of the Final Plat. 4. The applicant shall submit a park dedication fee in the amount of $26,000, subject to the approval of the City Council. The park dedication fee shall be submitted prior to the execution of the Final Plat. 5. The applicant shall file the Final Plat with the Ramsey County Recorder and provide the City with a recorded copy within sixty (60) days of approval. 6. The applicant shall address all comments included in the memo provided by the Public Works Director/City Engineer dated March 7, 2018 prior to the issuance of any development permits. 7. The applicant shall provide the City with a copy of the approved Rice Creek Watershed District Permit prior to the issuance of any development permits. City of Arden Hills Planning Commission Meeting for April 4, 2018 P:\Planning\Planning Cases\2018\PC 18-001 - 3246 New Brighton Road - Preliminary & Final Plat, Comprehensive Plan Amendment, Variance, CUP\Memos_Reports_18-001 Page 15 of 17 8. Copies of the cross access easements for the driveways shall be provided to the City prior to the issuance of any building permits. 9. Final grading and drainage plans shall be subject to approval by the City Engineer prior to the commencement of any construction on the site. 10. Before construction, grading, or land clearing begins, trees or tree areas that are to be preserved shall be visibly marked and city-approved tree protection fencing or other method shall be installed and maintained at the critical root zones of the trees to be protected. The location of the fencing shall be in conformance with the approved tree preservation plan. 11. A Letter of Credit in the amount of 125 percent of the cost of materials and installation for the required replacement tree plantings shall be provided prior to the issuance of any development permits. The Letter of Cred shall be valid for two full years from the date of installation of the replacements trees. 12. The applicant shall work with the City to locate the additional 52 caliper inches of replacement trees on site. If the City determines that there is not sufficient space on site for the replacement tree plantings, the applicant shall work with the City to find an alternative off-site location or a fee in lieu of the replacement tress will be required equaling the cost of materials and installation plus ten percent, as determined by the City Council. 13. Survey monuments shall be placed and installed at all block corners, angle points, points of curves in streets, and at intermediate points as shown on the Final Plat. Pipes or streel rods shall be placed at the corners of each lot. 14. Wetland monument signs will be required to adequately define the wetland buffer area, subject to the approval of the Public Works Director. 15. Sewer and water for the subdivision shall be obtained by connections to the City water and sewer systems. Extension of City services shall be subject to review and approval by the City Engineer and all associated costs shall be the responsibility of the developer. 16. A grading as-built and utility as-built plan shall be provided to the City upon completion of grading and utility work. 17. The project may require permits, including, but not limited to, MPCA-NPDES, Rice Creek Watersheld District, Minnesota Department of Health, MPCA- Sanitary Sewer Extension, Ramsey County and City Right of Way, and City Grading and Erosion Control permits. Copies of al issued permits shall be provided to the City prior to the issuance of any development permits. 18. A copy of the home owners’ association (HOA) documents shall be kept on file with the City. 19. The developer shall comply with all other applicable provisions of the City Code and its related Ordinances. Proposed Motion Language 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 18-001 for a Preliminary Plat, Final Plat, Comprehensive Plan Amendment, and Variance for City of Arden Hills Planning Commission Meeting for April 4, 2018 P:\Planning\Planning Cases\2018\PC 18-001 - 3246 New Brighton Road - Preliminary & Final Plat, Comprehensive Plan Amendment, Variance, CUP\Memos_Reports_18-001 Page 16 of 17 the property located at 3246 New Brighton Road, based on the findings of fact and submitted plans, as amended by the nineteen (19) conditions in the April 4, 2018 Report to the Planning Commission. 2. Recommend Approval without Conditions: Motion to recommend approval of Planning Case 18-001 for a Preliminary Plat, Final Plat, Comprehensive Plan Amendment, and Variance for the property located at 3246 New Brighton Road, based on the findings of fact and submitted plans in the April 4, 2018 Report to the Planning Commission. 3. Recommend Denial: Motion to recommend denial of 18-001 for a Preliminary Plat, Final Plat, Comprehensive Plan Amendment, and Variance for the property located at 3246 New Brighton Road, based on the following findings of fact: findings to deny should specifically reference the reasons for denial and why those reasons cannot be mitigated. 4. Table: Motion to table Planning Case 18-001 for a Preliminary Plat, Final Plat, Comprehensive Plan Amendment, and Variance for the property located at 3246 New Brighton Road for the following reasons: a specific reason and/or information request should be included with a motion to table. Public Notice Notice of the public hearing for the Preliminary Plat, Final Plat, Comprehensive Plan Amendment, and Variance was published in the Shoreview-Arden Hills Bulletin on March 21, 2018, and mailed to all properties within 1,000 feet of the subject property. Public Comments Staff has received emails from two residents in the area stating their opposition to the proposed variance request. A copy of these correspondences has been included in Attachment I. Deadline for Agency Actions The City of Arden Hills received the completed application for this request on March 5, 2018. Pursuant to Minnesota State Statute, the City is required to act on this request by May 4, 2018 (60 days) unless the City provides the petitioner with written reasons for an additional 60 day review period. The City may, with the consent of the applicant, extend the review period beyond the initial 120 days. City of Arden Hills Planning Commission Meeting for April 4, 2018 P:\Planning\Planning Cases\2018\PC 18-001 - 3246 New Brighton Road - Preliminary & Final Plat, Comprehensive Plan Amendment, Variance, CUP\Memos_Reports_18-001 Page 17 of 17 Attachments A. Land Use Application and Project Narrative B. Site Location and Aerial Maps C. Development Plans (Demolition, Grading, and Utility Plans) D. Preliminary Plat, Draft Final Plat, and Tree Preservation Plan E. Preliminary Building Floor Plans F. City of Arden Hills 2030 Future Land Use Map G. Memo from Public Works Director/City Engineer, dated March 7, 2018 H. Rice Creek Watershed District Status Update, March 27, 2018 I. Public Comments Arden Hills - 2018 Land Use Application Brief Description of Request Journey Home MN, a MN based non-profit, has purchased the property at 3246 New Brighton Road in Arden Hills from the Lake Johanna Fire Department and is making plans to redevelop the property consistent with its mission: Creating affordable housing for disabled military veterans in safe cities served by great schools This document discusses our plans to develop 4 housing units on the 2.83 acre site. We are seeking permission to build four (4) single family homes on the property. The existing buildings will be torn down. This development has 4 aggressive goals: • The homes will be constructed to be ADA compliant • The homes will be “net zero”, creating more energy than they use • The homes will be smart homes, focusing on technology and sustainability. • From a cost perspective, the homes will be on par, or less, with traditional building costs. We believe this will be the first privately funded project to provide affordable housing to 4 disabled veteran’s families in a home that has a net zero foot print, is ADA compliant & contains other cutting edge features. Leadership Team: This project uses many volunteers – especially in the planning process. Current members of our Leadership team include: Co – Leaders: Blake Huffman, Ramsey County Commissioner Jason Isaacson, Minnesota State Senator Bob Jacobson Retired New Brighton Public Safety Director Jonathan Weinhagen Minneapolis Chamber of Commerce President Paul Gardener Former State Representative John Suzukida Retired Trane Executive Walker Angell Retired Business Owner / Energy and Bicycling Enthusiast Eric Schnell Chief Operating Officer, AEON Others will join as the project continues to move forward. Public Input: We invited 200 families to an unofficial open house on November 13, 2017 at 7:00 PM. 30 families showed up and positive feedback was received from nearly all attendees. We certainly understand that the city will hold official hearings as part of its approval process. Requirement to Live in This Development: The following criteria must be met to live in one of the four housing units being developed. • Veterans, verified by a DD2-14 o All ages welcome, although we are focused on families with children • Impacted by Disability o Veteran / Family Member o Physical / PTSD • Successfully passed Background Check o No Criminal Background • Meet Income Standards (see below) Annual Income Family Size Target Maximum 4 $59,500 $68,000 5 $64,269 $73,450 6 $69,038 $78,900 7 $73,806 $84,350 8 $78,575 $89,800 More Information on Net Zero: Common construction features have made energy efficiency easier to achieve. Working with a group of highly trained energy efficiency professionals, we have an aggressive goal of creating a home where the tenant will have a utility bill of $0. Energy Creation: The primary method to create net zero is energy creation. We have had solar experts design our system and are planning to use solar panels to create energy. These panels will located on the fire house and the north single family home. (The southern home is too close to the neighboring property and a series of trees and will not house solar panels.) Construction: Along with creating energy, it is obviously important to build a very “tight” house. We will use the highest efficiency windows and doors. Walls be constructed using Insulated Concrete Forms (ICF), Double wall or traditional 2x6 construction with spray foam insulation. In late January, The Clean Energy Resource Team (www.cleanenergyresourceteams.org), a statewide partnership with a shared mission to identify and implement community-based clean energy projects, will announce this development as a grantee. Association: The entire development will be under an association. This will insure that grass will be cut regularly and professionally as well as snow removal in the winter time. The association will also be the vehicle that allows solar panels to be places in one area and used elsewhere. Variance Request February 9, 2018 3246 New Brighton Road Submitted by: Journey Home MN, as part of the larger Lake Johanna Station 1 Redevelopment Contact Info: Blake Huffman, Executive Director 651-249-1732 Blakehuffman@comcast.net Planning Commission Members and City Council Members, Journey Home MN is requesting a variance related to its Lake Johanna Station 1 redevelopment at the above address. We purchased the property from the Fire Department at market value, $300,000, in 2017. The development is an exciting opportunity for all and combines several positive feat ures such as: Net Zero Energy, Smart Home Design, Non Subsidized affordable housing for veterans and more. The development has already won an award for its creative plan. Our proposal calls for four single family homes built on the property. The variance request is due to the fact that the lots would be approximately 4’ short of the city code requiring 85’ wide. We feel there are four primary reasons the decision makers should consider when reviewing this variance request. 1) Although the lots will be slightly skinnier then city code, they will be substantially larger than minimums due to the deep length of the property. The average lot size of these four lots will be double the city minimum of 11,000 square feet. 2) The target audience for these homes are veterans with disabilities and we are trying to keep the homes affordable. Sharing the land acquisition, tear down and infrastructure between four homes v. three is a tremendous boost in our goal of selling these homes to veterans at below market rates. 3) We respect the “character of the neighborhood”. Our homes will be consistent with the neighborhood and not change it. We have already submitted plans to the city to build 1 story homes between 1,000 – 1,200 square feet with a walk out basement. 4) The plan we are creating is intentionally focused on minimizing visual and physical impacts to New Brighton Road. Although we our proposing 4 lots, we will only have two “curb cuts” as the two northern homes and the two southern homes will share street access. Additionally, we will be establishing rain gardens to catch and clean water before it leaves the property. Our target audience for these homes are veterans who have a physical disability and income levels are below 80% Area Median Income (AMI). We will sell the homes, creating homeowners who can enjoy all the great things Arden Hills has to offer such as the Mounds View School District, close location to jobs, parks and shopping, etc. We are working with a local architect, Minneapolis based SALA, to create homes that are very high quality. We look forward to discussing our variance request with you and the neighbors at upcoming meetings. Respectfully, Blake Huffman Executive Director, Journey Home MN Area Median Income Goal: 80% of Area Median Income Family Size Maximum Annual Income 4 $68,000 5 $73,450 6 $78,900 7 $84,350 8 $89,800 This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. © Ramsey County Enterprise GIS Division 400.0 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet400.00200.00 Notes Enter Map Description Legend3246 New Brighton Road City Halls Schools Hospitals Fire Stations Police Stations Recreational Centers Parcel Points Parcel Boundaries This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. © Ramsey County Enterprise GIS 200.0 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet200.00100.00 3246 New Brighton Road 1,2001: